Two-Unit Duplex With Updated Upper
For Sale
$205,000
613-613 1/2 E Grand Avenue, Chippewa Falls, WI 54729
ResidentialIncome, Chippewa Falls, WI
Property Size1,798 SF
Price / SF$114.02
Days on Market118
Property Features for 613-613 1/2 E Grand Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Patio and Porch features
Porch
Appliances
Oven, Range, Refrigerator
Elementary school district
Chippewa Falls Area Unified
Middle school district
Chippewa Falls Area Unified
High school district
Chippewa Falls Area Unified
Directions
E Grand to property on right - 2nd home on the right past Kwik Trip
Standard status
Active
APN
22808-0522-60430401A
Size
1,798 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2343
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Forced Air
Water source
Public
Building Details
Year built
1900
Number of units
2
Building materials
VinylSiding
Listing Agency:
CB Brenizer/Chippewa
(715) 723-5521
Listed By:
Amber Linhart · License #68163-94
(715) 723-5521
Added: May 7
Changed: Aug 19
Last Checked: Sep 1 at 6:06AM
MLS# 1600949
Copyright © 2026 REALTORS® Association of Northwestern Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,798-square-foot duplex, built in 1900, contains two residences with two bedrooms and one bathroom apiece. Both units have spacious floor plans, enclosed porches, and access to the building’s basement. The upper residence has received updates to its cupboards, countertop, flooring, and paint, while the main-level unit includes a porch connection to the basement. Vinyl siding, baseboard and forced-air heating, and public water and sewer serve the property. Oven, range, and refrigerator appliances are included.
The property is situated in Chippewa Falls’ East Hill area, with room for parking and convenient proximity to Kwik Trip, downtown, and other local amenities. An enclosed stairway provides the upper unit with a separate entry arrangement.
The property is situated in Chippewa Falls’ East Hill area, with room for parking and convenient proximity to Kwik Trip, downtown, and other local amenities. An enclosed stairway provides the upper unit with a separate entry arrangement.
Key Highlights
- Two‑unit duplex with 1,798 SF of total property size
- Each residence includes 2 bedrooms and 1 bathroom
- Upper unit updated with new cupboards, countertop, flooring, and fresh paint
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,986
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.31%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$299,720
$299.7K
Cap Rate 7%
$214,086
$214.1K
Cap Rate 9%
$166,511
$166.5K
Market Conditions
NOI Build-Up for 1,798 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.7K $12.60/SF
− Vacancy
−$1.2K −$0.69/SF
EGI
$21.4K $11.91/SF
− OpEx
−$6.4K −$3.57/SF
NOI
$15.0K $8.33/SF
Area
Chippewa County, WI
Vacancy
5.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$299,720
Cap Rate 7%
$214,086
Cap Rate 9%
$166,511
Alternative Uses
Best Use
Multifamily LT 5
$214.1K
$187.3K – $249.8K
NOI $14,986 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$193.3K
$169.1K – $225.5K
NOI $13,528 @ 7.0% cap · market cap 6.60%
Theoretical Best
Warehouse
$998.2K
$873.4K – $1.16M
NOI $69,873 @ 7.0% cap · market cap 34.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
Explore this area
Business Placement
Demographics for 54729, WI
33,980
Population
15,386
Households
2.2
Avg Household Size
42
Median Age
30%
College-Educated
95%
High-School Grad
165.0 sq mi
ZIP Area
206
Density / Sq Mi
$76,603
Median Household Income
$44,792
Median Earnings
$1,022
Median Rent
$263,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer matching layouts, enclosed porches, and parking space near downtown amenities.
Where is this duplex located?
The property is located at 613-613 1/2 E Grand Avenue Chippewa Falls, WI.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,798 SF of total property size; Each residence includes 2 bedrooms and 1 bathroom; Upper unit updated with new cupboards, countertop, flooring, and fresh paint
